Quadplex with 2-Bedroom
For Sale
$330,000
604 Buena Vista Dr, Weslaco, TX 78596
Four 2-bedroom, 2-bath units with washer/dryer connections and two parking spaces per unit.
Property Size3,132 SF
Price / SF$105.36
Days on Market68
Property Features for 604 Buena Vista Dr
General Information
Standard status
Active
Size
3,132 SF
Total Parking Spaces
8
Property subtype
Multi-Family
Site & Location
Highway Access
Yes
Road Access
Yes
Utilities to Site
Yes
Additional Details
Cap Rate
7%
Multifamily Units
4
Building Details
Year Built
2007
Tenancy
Multi
Listing Agency:
RE/MAX elite
(956) 330-3674
Listed By:
Cecilia Gonzales · License #767526
Source:
Aregtx
Added: Jun 22
Changed: Aug 25
Last Checked: Aug 26 at 10:45AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of RE/MAX elite
Investment Insights
Based on property information with market context.
This quadplex includes four separate units, each offering two bedrooms and two bathrooms. Washer and dryer connections are provided in every unit, and each unit is allocated two parking spaces. The property is described as having a villa-like appearance, including clay tile roof styling.
The building is located in Weslaco, Texas, off 18th Street, with multiple nearby amenities called out in the remarks, including Neighborhood Walmart, gas stations, and Starbucks. Additional nearby references include Harlon Block Sports Complex, Memorial and Margo Elementary, Downtown, and hospitals, with access to the expressway noted as about 10 minutes away.
For buyers seeking a small multifamily asset, the four-unit configuration can support an owner-operator or investor strategy centered on manageable scale. The remarks also note separate water and electric meters for the units, which may simplify utility billing and maintenance planning. Please review the full financial and operating details during your private tour.
The building is located in Weslaco, Texas, off 18th Street, with multiple nearby amenities called out in the remarks, including Neighborhood Walmart, gas stations, and Starbucks. Additional nearby references include Harlon Block Sports Complex, Memorial and Margo Elementary, Downtown, and hospitals, with access to the expressway noted as about 10 minutes away.
For buyers seeking a small multifamily asset, the four-unit configuration can support an owner-operator or investor strategy centered on manageable scale. The remarks also note separate water and electric meters for the units, which may simplify utility billing and maintenance planning. Please review the full financial and operating details during your private tour.
Key Highlights
- 4‑unit property built in 2007 in Weslaco, TX, with each unit offering 2 bedrooms and 2 bathrooms
- Washer and dryer connections available in every unit
- 2 parking spaces provided per unit
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$27,389
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
8.30%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$547,780
$547.8K
Cap Rate 7%
$391,271
$391.3K
Cap Rate 9%
$304,322
$304.3K
Market Conditions
NOI Build-Up for 3,132 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$44.0K $14.04/SF
− Vacancy
−$4.8K −$1.55/SF
EGI
$39.1K $12.49/SF
− OpEx
−$11.7K −$3.75/SF
NOI
$27.4K $8.74/SF
Area
Hidalgo County, TX
Vacancy
11.02%
Lease Rate
$14.04 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$547,780
Cap Rate 7%
$391,271
Cap Rate 9%
$304,322
Alternative Uses
Best Use
Multifamily LT 5
$391.3K
$342.4K – $456.5K
NOI $27,389 @ 7.0% cap · market cap 8.30%
Second Best
Apartment 5plus
$360.2K
$315.2K – $420.3K
NOI $25,217 @ 7.0% cap · market cap 7.64%
Theoretical Best
Hotel Hospitality
$2.36M
$2.06M – $2.75M
NOI $165,135 @ 7.0% cap · market cap 50.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
130
Businesses Nearby
Explore this area
Business Placement
Demographics for 78596, TX
37,329
Population
15,824
Households
2.4
Avg Household Size
36
Median Age
21%
College-Educated
75%
High-School Grad
40.1 sq mi
ZIP Area
931
Density / Sq Mi
$53,797
Median Household Income
$31,618
Median Earnings
$917
Median Rent
$92,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Quadplex - Four 2-bedroom, 2-bath units with washer/dryer connections and two parking spaces per unit.
Where is this quadplex located?
The property is located at 604 Buena Vista Dr Weslaco, TX.
What is the asking price?
The asking price for this property is $330,000.
What are key features of this property?
This property features: 4‑unit property built in 2007 in Weslaco, TX, with each unit offering 2 bedrooms and 2 bathrooms; Washer and dryer connections available in every unit; 2 parking spaces provided per unit
